Gilgandra
At a median age of 47, Gilgandra's resident base is 7 years older than the national figure, and the population has been on a gradual decline of around 13 people per year. The median house price of $305,000 sits well below the NSW state median, placing this regional centre firmly in affordable territory. Household income falls in the 16.7th percentile nationally, while the IRSAD decile of 2 and IRSD decile of 2 indicate substantial relative disadvantage compared to most Australian suburbs. Yet affordability has remained stable since 2011, with the rent-to-income ratio at 18.5%, comfortably below stress thresholds.
Population
2,983
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,083/wk
DAs (12 months)iDevelopment Applications lodged in the past year
43
Median House
$305K
2024-2025 (PSI derived)
The median house price of $305,000 makes Gilgandra one of the more accessible regional markets in NSW, lower than most metropolitan and even mid-size regional centres. Price history shows strong short-term movement, rising from $274,000 in 2024 to $340,000 in 2025, a 24.1% jump over one year, though this is based on limited data. Separate houses dominate at 91.6% of all dwellings, giving buyers a wide detached-house choice that is uncommon in metro markets. Three-bedroom homes account for 43.6% of stock, with 4-plus bedroom homes at 31.8%. Monthly mortgage repayments average $1,062, yielding a mortgage-to-income ratio of 22.6%, below the 30% stress threshold, making servicing costs manageable relative to local incomes.
For Buyers
The median house price of $305,000 makes Gilgandra one of the more accessible regional markets in NSW, lower than most metropolitan and even mid-size regional centres. Price history shows strong short-term movement, rising from $274,000 in 2024 to $340,000 in 2025, a 24.1% jump over one year, though this is based on limited data. Separate houses dominate at 91.6% of all dwellings, giving buyers a wide detached-house choice that is uncommon in metro markets. Three-bedroom homes account for 43.6% of stock, with 4-plus bedroom homes at 31.8%. Monthly mortgage repayments average $1,062, yielding a mortgage-to-income ratio of 22.6%, below the 30% stress threshold, making servicing costs manageable relative to local incomes.
For Investors
With 31.0% of households renting and weekly rent at $200, the rental market is modest but functional. At 14.2%, the vacancy rate is elevated compared to tight metro markets, signalling that demand does not consistently absorb available stock. The relatively low entry price of $305,000 keeps gross yield calculations attractive on paper, with a rough implied yield near 3.4%. However, the forecast shows net internal migration of minus 27 per year alongside a total population declining at 0.29% annually. There were 37 development applications in the past 12 months, indicating some ongoing local activity. Investors should weigh the affordability entry point against the structural headwinds of an aging and slowly contracting population base.
Development Activity
Total DAs
172
Last 12 Months
43
YoY ChangeiYear-over-year change in DA lodgements
+16.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gilgandra iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Catholic Primary School Gilgandra
K-6 · 148 students
Gilgandra High School
7-12 · 185 students
Gilgandra Public School
K-6 · 198 students
Demographics
The median age of 47 is 7 years above the national figure, and the aging trajectory is confirmed by a 3.3-point rise in the senior share and a 0.7-point fall in the working-age share over the decade. Only 4.1% of residents were born overseas, which is 17.5 percentage points below the national rate, giving Gilgandra one of the most Anglo-Celtic resident compositions in the data. English ancestry leads at 1,123 residents, followed by Irish at 301 and Scottish at 249. University qualifications reach just 15.9%, which is 14.2 points below the national figure, reflecting a labour market built more on trade, agriculture and community service than knowledge industries. Average household size of 2.2 is 0.3 below national, consistent with the couples-without-children profile that makes up 33.1% of families.
Age Distribution
Bedrooms
Dwelling Structure
91.6%
Houses
3.1%
Townhouse
4.1%
Apartment
Tenure
Ownership rates reveal a community of long-term settlers: 42.8% own outright, well above typical national rates, while 26.1% carry a mortgage and 31.0% rent. The dominant dwelling type is the separate house at 91.6%, with apartments at just 4.1% and semi-detached at 3.1%. Three-bedroom homes are the most common at 43.6%, and 4-plus bedroom homes represent 31.8% of stock, suggesting families and rural households with larger footprints. The median house price rose 24.1% from $274,000 in 2024 to $340,000 in 2025, though this sharp rise reflects a short data window. The vacancy rate of 14.2% is high relative to major metro areas, indicating that property sits unoccupied for meaningful periods, which matters to investors assessing rental continuity.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,062
Rent / wk
$200
HH Size
2.2
Personal Income / wk
$606
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.2%
Unoccupied
190
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.6%
Community Profile
Ancestry
Household Composition
33.1%
Couples, no children
2,069
Total families
Economy & Employment
Healthcare is the largest employer at 21.3% of the local workforce (137 workers), followed by Education at 15.2% (98 workers) and Public Administration at 13.2% (85 workers). Agriculture accounts for 9.3% (60 workers), reflecting the surrounding farming region. By occupation, Community and Personal service workers lead at 189, with Professionals at 158 and Managers at 152. The unemployment rate of 6.6% is elevated compared to national averages, and the labour force participation rate of just 45.4% is low, driven in part by the large share of residents not in the labour force at 966. The IRSAD decile of 2 and IRSD decile of 2 both indicate the suburb ranks in the lower 20% nationally for socio-economic advantage and disadvantage, consistent with a regional centre where public-sector employment anchors the local economy.
Unemployment
2.6%
Labour Force
2,015
Unemployed
53
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.6%
Part-time
30.8%
Participation
45.4%
Employed
1,040
Occupations
Top Industries
University
15.9%
Postgraduate
2.2%
Born Overseas
4.1%
Dwellings
1,144
Transport to Work
Car dependency is high in Gilgandra, with 83.1% of residents driving to work, reflecting the limited public transport infrastructure typical of regional NSW. Only 1.5% use public transport, compared to higher rates in metro areas, while 9.0% walk or cycle. The volunteering rate of 21.4% is notable, suggesting strong community engagement relative to the population size. At 9.9%, the share of residents needing daily assistance (263 people) is higher than most suburban benchmarks, consistent with the older median age of 47 and the IRSD decile 2 socio-economic profile. Rent-to-income at 18.5% and mortgage-to-income at 22.6% both sit below stress thresholds, keeping housing costs manageable. No schools are recorded in this dataset for the suburb boundary.
Drive
83.1%
Public Transport
1.5%
Walk / Cycle
9.0%
Work from Home
N/A
Population Forecast
-0.29%/yr
(-13 people/yr)
EstablishedPopulation is contracting slowly, losing an estimated 13 residents per year at a rate of minus 0.29% annually. Over the decade, the 10-year population change was minus 1.3%. Internal migration runs at a net minus 27 per year, partially offset by overseas arrivals averaging 13 per year, giving a balanced but negative net position. The medium forecast trajectory points to around 4,309 residents by 2031 (from approximately 4,426 in 2025), a further gradual contraction. The gentrification stage is classified as not gentrifying, which is consistent with the SEIFA decile 2 profile and an absence of the income-growth or younger demographic signals typically associated with gentrification. Rent grew 48.1% over the study period, outpacing real income growth of 22.8%, though affordability has remained broadly stable.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+13
Net Internal / yr
-27
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gilgandra compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gilgandra a good suburb to live in?
Gilgandra offers very affordable housing, with a median house price of $305,000 and a rent-to-income ratio of 18.5%, both well below stress thresholds. The trade-offs are a SEIFA IRSD decile of 2 (bottom 20% nationally for relative disadvantage), a 6.6% unemployment rate, and limited public transport with 83.1% of residents car-dependent.
What is the median house price in Gilgandra?
The median house price is $305,000, rising from $274,000 in 2024 to $340,000 in 2025, a 24.1% movement over one year. Weekly rent averages $200 and monthly mortgage repayments are around $1,062, giving a mortgage-to-income ratio of 22.6%, below the 30% stress threshold.
What schools are in Gilgandra?
No schools are recorded inside the Gilgandra suburb boundary in this dataset. Families rely on nearby institutions. The local university qualification rate is 15.9%, which is 14.2 points below the national figure, reflecting the area's trade, agriculture and public-sector employment base.
Is Gilgandra safe?
Detailed crime rate data is not available for Gilgandra in this dataset. As an indirect indicator, the suburb scores IRSD decile 2, placing it in the bottom 20% nationally for relative disadvantage, which tends to correlate with higher crime exposure in regional centres. The 6.6% unemployment rate is also above typical national averages.
Is Gilgandra good for property investment?
The $305,000 median entry price and $200 weekly rent imply a gross yield near 3.4%, higher than most metro markets. However, a 14.2% vacancy rate and net internal migration of minus 27 per year signal thin rental demand and structural population decline, with the medium forecast projecting around 4,309 residents by 2031.
How is Gilgandra's population changing?
Population is declining at around 0.29% per year, losing approximately 13 residents annually. Over 10 years the population fell 1.3%. Internal migration averages minus 27 per year, partially offset by overseas arrivals of 13 per year. The medium forecast projects population dropping to around 4,309 by 2031 from 4,426 in 2025.
How much development is happening in Gilgandra?
There were 37 development applications lodged in the past 12 months, including new dwelling houses, community facilities and industrial modifications. This level of activity is moderate for a regional centre with a population near 2,983 (SA2 figure) and a slowly contracting population trajectory.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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